How much would it cost to renovate this derelict house?

£3500 per square m inc bathrooms but not kitchen

Agreed. My son has budgeted this for a house in a better condition.

I’d say you’d want to budget at least £500K. Grade II listed can obviously be an absolute nightmare.

It varies massively though. Would you be doing any work yourself? What kind of finish would you want? Would you want it all doing in one go?

I’ve no idea where Clayton is - what is it like for contractors around there? Is it rural?

You’d have to get several
companies to quote obviously.

Our Reno cost £300K 17 years ago (!) - a large thirties detached, not listed or anything just doing out the loft and adding an extra bedroom/bathroom over the garage and then general upgrade of everything. The fixtures and fittings were all more of the budget end of things, B&Q etc and we had Polish builders in to do the work who were much cheaper (but very skilled).

We bought the house for £600K in 2004 and it’s now worth about £1.8 million and we’re in the north.

Friends are completely renovating a similar size house and they are looking at spending £450k+

And there would be plenty of issues along the way. Asbestos is currently causing a major headaches for my friends

Builders are used to rough terrain,

I can’t see all the driveway on the images but from what I can it’s all fine.

If there are huge potholes just mend them ie throw some sand and gravel down. Never do a driveway first if heavy vehicles need regular access

Or potentially a renovation mortgage, but these might be a bit advanced.

We just spent £200 k renovating a similar property but it had been lived in and in was in - decent enough order just scruffy and old fashioned ( other than the windows and electrics). That sum covered electrical upgrades and lighting, redecorating - new triple column radiators, 2 new bath rooms, toilet refit, new utility and kitchen and decorating (in addition to the above) a very large hallway, 2 sitting rooms and 5 bedrooms. It also covered furniture and reroofing the outhouses.

You'd probably need £500 minimum for that house.

What a beautiful property in a gorgeous location! All I can say with any authority is it will cost an absolute fortune to renovate as a PP said at least a million. We are renovating a property in a Conservation area. The required sash windows alone have cost us £50,000.

I spent £200k doing up a perfectly habitable Grade II listed Georgian house 10 years ago, to a reasonable but not flashy standard. It already had a sound roof, no real damp, new electrics and the windows just needed painting.

For that house and taking account of rocketing costs I would reckon closer to £500k just for the house.

Grade 2 isn’t such a hassle or additional expense tbh. It’s grade 2 star you’ve got to watch out for

Based on house only @ 220m2
assuming no extremes ie death watch beetle etc but inc for damp, bathrooms, kitchens, etc etc
Id estimate for a good average finish of
£2k / m2

So £440,000

but if you do what you can yourself prices come down

(Figures are based on estimates we’ve had on ours-

Our grade 2 star 500m2 14th century wreck has cost far less than £1k /m2 so far because we have done most of it ourselves. Except for roof, plumbing and electrics
( We do have the kitchen , which is a no ceilinged, sloping floors shell atm) left but it still won’t be as high as even £1k/m2

I had Georgian windows renovated 20 years ago and they cost a fortune then...that's just the windows. The roof would be a significant cost too, before you even get to electrics and heating.

You might find yourself having to do the driveway first so that all the builders, trucks, scaffolders' lorry, materials delivery vehicles can access the job. Also, if you need to run services in you may need to do that before the drive is laid.

You wouldn’t get a highstreet residential mortgage on it.

You would need to buy in cash or as a business with loan secured against other assets.

We've just spent £100k on a single storey extension (and DH did a lot himself) so I think your £150k is massively, massively optimistic unfortunately!

With it being listed too I would say you'd be looking at more like £400-£500k at least😬

Upwards of half a million. Quite possibly quite a lot upwards.

500k and then the same again in contingency.

It is gorgeous. I adore that dresser in the kitchen.

It's such a shame it's been left. From the looks of things it's a probate sale where the house has been empty for quite some time.

The best way to preserve a building is to keep it lived in and used.

Oh my word it's beautiful.

It will cost a fortune to renovate! We had a listed cottage years ago that needed new windows and doors so there was permission to gain and they had to be exact so built and fitted by artisans.

This place needs everything and then there's the grounds.

Oh but I love it so!

If you want one that properly needs gutting then for something of that size you'll need to have a renovation fund in the six figures.

The last one we went back to brick on (although no structural work involved) was a tiny two bed terrace near Leeds, and although we did the rip out, painting, tiling ourselves it still came to around £20k for plastering, plumbing, rewiring, new kitchen and one new, small bathroom.

Edited to add, this was 2024/2025 prices.

When I did a complete house reno a decade ago, my architect told me to assume £125 ex VAT per square foot for a reasonable but not luxe renovation (so no top of the range kitchen, or brass light switches everywhere etc). That was pretty accurate - both for my modern-ish house in London and for a friend’s Tudor/18th century farmhouse in the countryside.

Adjusted for inflation it would be £174+ VAT a square foot = £494k. That sounds a reasonable estimate to me to do a complete reno and make it liveable. But the sky’s the limit and if you want top of the range instagrammable fixtures and fittings it will be a lot more.

and because it's listed, you may need to apply for LBC and use someone the LA lists for any repairs.

Spent about £100k on a three bedroom flat. Probably could have done it for £70k by making cheaper choices, but it’s our home so we chose what we wanted. We also gave minimal skill! We did some painting, but mostly the place needed plastered anyway so we got the decorators to do both.

I think you would be lucky to come in under 400k, but it’s a really satisfying thing to do! Hope you find something that suits your family!

Half a million in the current climate.

It is absolutely beautiful.

It will cost more than you want though, as it’s listed. It is cheap for something here given where it is.